You spot a Charleston home you love, but the status says contingent or pending. What does that really mean for your chances? It is a common question, especially if you are searching online and seeing mixed labels from one site to the next.
You want a clear answer so you can act fast without wasting time. In this guide, you will learn how to read contingent, active contingent, pending, and under contract on Charleston-area listings, what those labels usually signal, and the best next steps for you.
By the end, you will know how to confirm real-time availability and when a backup offer can work in your favor. Let’s dive in.
Contingent in Charleston: What it means
When a listing shows contingent, it means the seller has accepted an offer, but the buyer still has one or more contingencies in place. The contract is not final yet. If those contingencies are not satisfied, the buyer may have the right to cancel within the agreed period.
In Charleston, you may see versions like “Contingent — Inspection,” “Contingent — Financing,” or simply “Contingent.” The specific label often reflects the contingency that is still open. Some sellers continue to market the home during this stage and may accept backup offers.
Common contingencies you may see
- Inspection contingencies
- Financing and appraisal contingencies
- Sale of the buyer’s current home
The exact language in the contract controls how these work and what the timelines are.
Buyer steps when a home is contingent
- Ask your agent if the seller is accepting backup offers and what terms they prefer.
- If you are interested, consider a backup offer with clear activation language and strong terms.
- Request key dates in writing, like the inspection period and financing commitment deadline.
- Expect limited showings. Access is up to the seller.
Active Contingent: Why it is an opportunity
Active Contingent is a specific label used in many MLS systems to signal the seller is under contract but still actively accepting backup offers. That does not guarantee your offer will be accepted, but it is a clearer invitation to try.
How to approach Active Contingent
- Confirm in writing that backups are being considered.
- Ask what terms would make a backup compelling, such as larger earnest money or shorter contingency windows.
- Keep your financing strong and documents ready so you can move quickly if the primary offer falls through.
Pending and under contract: The final stretch
When you see pending or under contract, it typically means contingencies have been removed and the sale is moving toward closing. In Charleston, pending often signals the deal is close to complete.
Sellers usually stop marketing at this point and often do not accept backup offers. Some may still allow them, so it is worth asking, but set expectations that availability is limited.
If a pending home is your top pick
- Ask your agent if backup offers are allowed. Some sellers will accept them, many will not.
- Set alerts and monitor status changes in case the sale returns to contingent or active.
- Stay pre-approved and ready so you can act fast if it reopens.
Why statuses look different online
Public home search sites pull data from the MLS. They often simplify labels and can lag behind the MLS by commonly 24 to 72 hours. That is why one site may say “Under Contract” while another still shows “Active,” or a listing may appear available after it is already pending in the MLS.
How to get the real-time status
- Ask your agent to check the MLS record and confirm with the listing agent.
- Request written clarity on whether the seller is accepting backup offers.
- Get key dates in writing so you understand the timeline for contingency removal and closing.
Buyer checklist by status
If the home is Active
- Get a full mortgage pre-approval or proof of funds for cash.
- See the home as soon as possible and prepare a clean, complete offer package.
- Review comparable sales and seller disclosures with your agent.
If the home is Contingent or Active Contingent
- Confirm whether the seller is accepting backup offers.
- Consider a backup with strong terms and clear activation conditions.
- Ask for key dates: inspection end date, financing deadline, and estimated closing.
- Keep expectations flexible on showing access.
If the home is Pending or Under Contract
- Assume it is mostly unavailable, unless the listing allows backups.
- If backups are accepted, decide whether it is worth submitting based on your timeline.
- Set alerts and be ready to move if the sale falls through.
How backup offers work
A backup offer sits behind the primary contract. If the primary buyer cancels under the terms of their contract, your backup can move into first position. Your offer should spell out how activation works and whether notice is required.
Well-structured backups are common in competitive Charleston neighborhoods like James Island, West Ashley, and Downtown. They let you secure a place in line without overpaying in a rush.
Local pacing in Charleston County
Homes in sought-after Lowcountry areas can move quickly from active to contingent. Inspection windows are often short, and financing milestones follow lender timelines. That speed makes pre-approval, timely showings, and well-prepared backup offers especially valuable.
If you love a home that is already contingent, do not give up. Focus on clarity, timing, and terms. If you love a home that is pending, ask about backups, then stay watchful and ready.
Avoid these common pitfalls
- Relying only on portal labels without MLS or agent confirmation
- Waiting to get pre-approved until after you find a home you love
- Submitting a backup offer without clear activation terms and written confirmation of receipt
- Assuming showings are impossible during contingencies without checking seller instructions
Ready to move confidently?
If you want help reading statuses, confirming real-time availability, and crafting a strong plan, reach out. As a long-time Charleston local with deep neighborhood knowledge, I can guide you through active, contingent, and pending with a clear path forward. Schedule a Consultation with Cara Schaafsma to talk strategy.
FAQs
What does contingent mean on a Charleston listing?
- The seller accepted an offer, but the buyer still has contingencies in place, so the deal is not final and backup offers may be considered.
What does Active Contingent mean for buyers?
- It generally signals the seller is under contract and open to backup offers, which can activate if the primary contract ends.
What does pending mean in Charleston real estate?
- Contingencies are removed and the home is moving to closing, so new offers are usually not accepted unless backups are explicitly allowed.
Why do Zillow or other sites show different statuses?
- Public portals simplify MLS labels and can lag behind by commonly 24 to 72 hours, so they may not reflect the most current status.
Can I submit a backup offer on a pending home?
- Sometimes; ask your agent to confirm whether backups are allowed and what terms the seller prefers before you proceed.
How do I confirm a home’s true status today?
- Have your agent check the MLS and verify with the listing agent, then request key dates and backup-offer instructions in writing.
